Pocatello commission recommends annexation and approves preliminary plat for Ridge at High Terrace

POCATELLO, Idaho — The Pocatello Planning and Zoning Commission on April 9 recommended the annexation of 81.78 acres known as the Ridge at High Terrace and approved a preliminary plat to subdivide the site into 75 residential lots, finding the application meets applicable city code standards.

The application, submitted by Bill B. Eisley and represented by Sunrise Engineering, requests a zoning map designation of residential low density and a future land-use designation of residential for property north-northwest of East Center Street. Planning Manager Becky Batt told commissioners the staff report contained a clerical error in its header but otherwise concluded the annexation request and proposed zoning conform to the cited state and city code provisions. Batt said notice was mailed to property owners within 300 feet and published in the Idaho State Journal; staff reported calls but "none have expressed explicit support or opposition to the application."

The commission’s action matters because the project would add a new residential subdivision inside the city boundary if the City Council completes annexation. Applicant Bill Eisley said the development will improve neighborhood connectivity — replacing long cul-de-sacs with through roads — and estimated it would ultimately support "about 450 new residences." Eisley also described a planned trail network and a homeowners’ maintenance entity he called the High Terrace Master Association, which he said would collect a $5-per-lot fee to maintain trails and mitigate fire risk.

In staff and applicant presentations, commissioners and the developer highlighted several provisions and constraints that will affect build-out. The preliminary plat as submitted divides the site into three divisions (with a potential fourth later): Division 1 — 63.3 acres with 40 residential lots and a common lot; Division 2 — 8.2 acres with 17 residential lots and a common lot; Division 3 — 10.6 acres with 15 residential lots and a common lot. The application requests 75 total lots; staff confirmed all lots meet the minimum 7,500-square-foot requirement for residential low-density zoning.

Staff noted parts of Division 1 lie inside a designated wildlife habitat protection area and are therefore subject to the city’s wildlife habitat standards, which limit development in that zone to 50 percent of the land. Portions of Division 1 also include slopes in excess of 15 percent and will be subject to the city’s steep-slope/site-development standards at building-permit review. Becky Batt told commissioners the commission’s motion should be made "subject to the annexation and zoning decision by the Pocatello City Council."

City engineering and public-works staff said grading permits for initial earthwork were completed under Bannock County jurisdiction before annexation, and the developer has coordinated erosion- and dust-control measures with county and city staff. A city engineering representative noted a planned 2,000,000-gallon water tank serves the area but said the upper zone of the subdivision will require special water-pressure measures until lower-elevation facilities are available. Public-works staff also said the developer intends to grade the roadway alignment through the project so emergency vehicles can access the upper area even if final paving is staged.

Sunrise Engineering representative Rob Housfeldt told the commission the applicant is exceeding the minimum lot-size requirements and plans roadway connectivity to address prior complaints about long cul-de-sacs on adjacent parcels. Housfeldt said Division 1 may be phased into two parts based on absorption rates, and while the road will be graded through the entire corridor, "it will be available for emergency services for 1 extra year" if phases are staggered.

There was no public testimony in opposition during the hearing; the record shows no speakers expressing explicit support or opposition from the notified residents. After deliberation, Commissioner Virginia Hewlett moved to recommend approval of the annexation and zoning finding the application meets Pocatello City Code Section 17.02.110 standards; the motion was seconded by Commissioner Geyer and passed unanimously. The commission then voted to approve the preliminary plat for Ridge at High Terrace Divisions 1–3 (with possible future Division 4), also on a motion by Hewlett seconded by Geyer, with the commission making the approval subject to the City Council’s annexation and zoning decision and the conditions listed in the staff report.

The commission’s approvals are recommendations; formal annexation and final zoning remain subject to a separate vote by the Pocatello City Council. If the council annexes the land and adopts the proposed zoning, future steps will include final plat submissions, building permits, and the implementation of the city’s wildlife, steep-slope and public-works conditions.

Votes at a glance: The commission recommended approval of the annexation and zoning application and approved the preliminary plat; both motions were made by Commissioner Virginia Hewlett, seconded by Commissioner Geyer, and passed unanimously by the commissioners present.